Evaluating Infill Potential Identifying and Quantifying Infill Opportunity
- Slides: 45
Evaluating Infill Potential: Identifying and Quantifying Infill Opportunity Sites Infill Potential Methodology Project 2004 May 1
Our Presentation Today I. III. IV. Introduction to the Infill Methodology Project The Geographical Screening Feature Evaluating Infill Strategies Application and Next Steps Infill Potential Methodology Project 2004 May 2
Project Participants State Caltrans / HCD Non Profit Environment Now Local City of Los Angeles County of Los Angeles Consultants: Terry Watt Solimar Research Infill Potential Methodology Project 2004 May 3
Grant n Grant funding provided by Caltrans ¨ Environmental Justice Grant Infill Potential Methodology Project 2004 May 4
Section I Background Infill Potential Methodology Project 2004 May 5
Develop a Tool That Will: n n Identify infill parcels with potential for redevelopment Estimate increased housing production through use of specific infill strategies Compare different strategies to determine which provide more “bang for the buck” Be utilized by cities, counties, and the development community and citizen groups Infill Potential Methodology Project 2004 May 6
Project Goals n Develop a replicable tool that will ¨ analyze infill scenarios at parcel, neighborhood, and city-wide scale ¨ evolve with changing circumstances ¨ support evaluation of public policies and programs ¨ utilize local and national government databases ¨ use ‘off-the-shelf’ GIS software Infill Potential Methodology Project 2004 May 7
Data n n Minimum data requirements ¨ Assessors information ¨ Zoning ¨ Land Use Other useful data sets ¨ Census ¨ Infrastructure ¨ Building permits, etc. ¨ Aerial photos ¨ Other… Infill Potential Methodology Project 2004 May 8
Section II Geographic Screening Infill Potential Methodology Project 2004 May 9
Focus on “Built/Capacity” n n n Units on the ground / some estimate zoning capacity Central focus of infill methodology Helps planners identify good spots for infill Highlights areas where change can be accommodated with little regulatory change Can be combined with other screens such as land: improvement ratio and investments 10
Example Screens n n n n n Zoning Parcel Size Units on Ground Compared to Zoning Density Ratio of Improvement Value to Land Value Year Built Land Use Distance from Transit Other… Infill Potential Methodology Project 2004 May 11
Infill Analysis Tool – Example West LA CPA 12
Example Zoom to Parcel Level 13
Query 1: Select Geography, West Los Angeles CPA 14
Query 2: All Multiple Family Zoned Parcels 15
Query 2: All Multiple Family Zoned Parcels - Zoom 16
Query 3: Parcels Greater Than 7000 Square Feet in Size 17
Query 4 a: Existing Units Less the 50% Allowed by Zoning 18
Query 5: Improvement to Land Value Ratio less that 0. 9 19
Query 6: De-Selection of Parcels by Hand - Before 20
Query 6: De-Selection of Parcels by Hand - After 21
173 Parcels Selected Through This Screen 22
Zoom 1 23
Zoom 2 and Identify 24
Section III Evaluating Infill Strategies Infill Potential Methodology Project 2004 May 25
Strategy Development and Analysis 1. 2. 3. 4. 5. 6. Define Strategy Generate Assumptions Geographic Screening Map Results Calculate Estimated Infill Potential Evaluate and Revise Infill Potential Methodology Project 2004 May 26
Generate Assumptions Determine Density Increase Due to Strategy n Determine Absorption Rate n ¨ Local Market Conditions ¨ Increase Due to Strategy ¨ Increase Due to Subsidy Infill Potential Methodology Project 2004 May 27
Strategy 1: 25% Density Bonus n n “A 25% density bonus on selected multi-family zoned residential parcels” Example Qualifying Parcel Criteria: ¨ Multiple family zoning ¨ Omit parcels with non residential, non commercial uses ie: churches ¨ Existing/Allowed units ratio less than 75% ¨ Improvement Ratio less than 0. 9 Infill Potential Methodology Project 2004 May 28
Strategy 1 Geographic Screen 29
Strategy 1: 25% Inclusionary Density Bonus 30
Strategy 5: Transit Oriented District (TOD) n n “Significant density increase of all residential and commercially zoned parcels within a given distance of a major transit hub. Height limits are removed and parking is reduced. ” Example Qualifying Parcel Criteria: ¨ All parcels within given distance of major transit hub ¨ Omit parcels with non residential and non commercial zoning Infill Potential Methodology Project 2004 May 31
Southeast LA CPA 32
Query 1: Parcels within Southeast LA CPA 33
Query 2: Parcels within ½ Mile of Transit Stop 34
Query 2 a: Parcels within ¼ Mile of Transit Stop 35
Query 3: Parcels with Residential and Commercial Zoning 36
Query 3: Parcels with Residential and Commercial Zoning - Zoom 37
Strategy 3: Transit Oriented Development 38
Benefits of This Tool 1. 2. 3. 4. You can select any geography you want … and any parcel-based features you want. You can “de-select” parcels by hand if you know they don’t “fit”. You can test specific policy ideas and see how they will play out statistically and geographically. You can make assumptions about market behavior and incorporate those. Infill Potential Methodology Project 2004 May 39
Section IV Application and Next Steps Infill Potential Methodology Project 2004 May 40
Potential Applications n n Public Sector ¨ General agency analysis ¨ HCD – Housing Elements ¨ Proactive planning – pre-approving good sites for infill development Private Sector ¨ Developers locating opportunity sites for development Infill Potential Methodology Project 2004 May 41
Sample EJ Application Layer parcel data onto larger-scale data (what we call “Infill Study Areas”) n See infill potential as it relates to socioeconomic conditions n Example: Multifamily v. second units in West L. A. Community Plan Area n 42
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Next Steps n n n Solicit Feedback Document Project ¨ Create “How To” Document Future Developments ¨ Data Enhancements ¨ Customized User Interface ¨ Training and Technical Assistance ¨ Select another pilot jurisdiction ¨ Further validation and calibration ¨ Ability to identify parcels most likely to be redeveloped under a given strategy Infill Potential Methodology Project 2004 May 45
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